Forest Gate South · Newham · Stratford and Bow constituency · 51.54587, 0.01890

E7 9FT— Forest Gate South, Newham

Location and area intelligence for E7 9FT, Forest Gate South, Newham

 

Schools 100%Safety 73/100Transport 52/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
73
Schools
100
Transport
52
Environment
83
Investment
47

The bottom line

E7 9FT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E7 9FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for E7 9FT

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How E7 9FT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Earlham Primary School

Outstanding · Inspected Jun 2023 · 2 min walk

KS2: 109.7

—

Secondary

Forest Gate Community School

Not yet inspected · 7 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 7 min walk

9 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

110.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+23% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime17%
Theft5%
Drug offences4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 590m

Crime is +71% above London average

Property

1 May

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

Price history

Sales (24 months)6
New build0.0%
Avg flat£450,000
Price per m²£6,073/m²
Price per ft²£564/ft²
Avg floor area74.1 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

Street mix

Flat 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£185,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2021
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.19 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£450k£450k+0%8

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
6.2 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest GateNational Rail
7 min walk
Forest Gate Rail StationElizabeth line
7 min walk
Wanstead Park Rail StationSuffragette
10 min walk
Maryland Rail StationElizabeth line
11 min walk
Stratford DLR StationDLR
20 min walk
No bus stops within 400m

42

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)132
Nearest car park12m
Santander docks (800m)0
Nearest cycle dock1.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield853.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

10 min walk

73%

Recommend GP

73%

Overall GP experience

12

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1051

Parks (1km)

28

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (556 m)

Nearest supermarketCo-op Food · 544 m
12 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

467m

Post office

Nearby shops

Woodgrange News471 m
Tesco Express492 m
MK Bros Supermarket494 m
Safiya Fruit & Vegetables516 m

Nearby cafes

Italian Espresso382 m
Candyfloss Crepeire395 m
Coffee of Italy457 m
Cafe @ 48494 m

Nearby restaurants

Phat Ladz333 m
Adda Ghor Cafe and Restaurant337 m
al Bakri Restaurant371 m
Ayans Grill And Catering381 m

Nearby pubs

Giovannas Deli & Wine556 m
Forest Tavern591 m
Fox & Hounds608 m
The Bay Tree820 m

Nearby gyms

Atherton Leisure Centre284 m
Old Spotted Dog Ground445 m
City Boxing Camp700 m
The Gym Factory742 m

Nearby pharmacies

Mansons Pharmacy465 m
Vicarage Pharmacy779 m

Nearby health

Neighbourhood Health Hub641 m
Irmadent656 m
The Forest Practice712 m
E7 Health740 m
Food hygiene (5-star)45% of 100

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

52

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,932m
Crossrail 2 route6,552m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,553 nationally

1,830

Est. population

30,000/km²

60%

Employed

41%

Degree educated

£44,900

Median income

10.0%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

21%
29%
26%
14%
Under 1821%
18–3429%
35–4926%
50–6414%
65+10%

Tenure

14%
45%
27%
Own outright12%
Own (mortgage)14%
Private rent45%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

15%
23%
30%
20%
White British15%
White Other23%
Asian30%
Black20%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent45%
Social rent27%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
20
Local approval rate
74%
Borough approval rate
76%
Opportunity area
Olympic Legacy
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
133
Largest scheme
105 homes · FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed
93 - 97, 93 - 97, Earlham Grove, Forest Gate, E7 9AN15 homes
completed
245, 245, Romford Road, Forest Gate, E7 9HL10 homes
completed
Atherton Leisure Centre, Atherton Leisure Centre, Romford Road, E15 4JF9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 9FT

Full postcodeE7 9FT
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.545873
Longitude0.018902
Parliamentary constituencyStratford and Bow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey